Island Economic Development Island Economic Development Implementation through form-based Implementation through form-based

codescodes

Town of South Padre IslandTown of South Padre IslandScott Polikov

September 1, 2009

Form-based coding is not new. Great walkable places were once developed under private form codes.

Today, public form-based codes can create a de facto master developer context across multiple ownership.

Leander, TexasLeander, Texas

Placemaking and economic development

are becoming inextricably interdependent

Durability of value- lifecycle analysis

Durability of Value

The Opportunities

• Implement the vision for a walkable Padre Boulevard and Entertainment District

• Attract more high quality, pedestrian-oriented, mixed use development

• Predictability of development outcomes

• Protect public investments in infrastructure (existing and future)

• Attract and sustain private investment

Form-Based Codes

A method of regulating development to achieve a specific urban form. Form-based codes create a predictable public realm primarily by controlling physical form, with a lesser focus on land use, through city or county regulations.

Form-Based Codes

Assessed the built environmentThe Corridor was initially analyzed for redevelopment opportunity.

A Building-Scale Master Plan was developed.

Main Street TodayMain Street Before

Main Street After

The Master Plan then informed a new Main

Street design

A Regulating Plan was then prepared delineating character zones.

The new development standards are organized by character zone

DowntownDuncanville District

Core MainStreet FrontageStandards Core Main Street

Development Standards

Regulating Plan based on City’s GIS data

Street Redesign based on survey

The Regulating Plan sets out the schematic design for the final redesign and reconstruction of Main Street

Fiscal Analysis to Support Financing of Main Street Reconstruction

5-Year PhasingPhase 1 Phase 2 Phase 3 Phase 4

New retail in mixed use (sqf)

36,000 51,250 230,250 46,500

New retail in live/work (sqf) 23,400 14,400 0 0

Town homes (units) 109 0 0 0

Live/work (units) 39 20 0 0

Office (sqf) 28,625 25,625 111,875 15,125

New lofts (units) 115 96 132 65

Fiscal Impact

Existing Value:

$48,206,147

Property

Value

Property Tax

Revenue

Retail

Sales

Sales Tax

Revenue

Total Tax

Revenue

Existing + Phase 1 $101,484,897 $370,820 $11,880,000 $237,600 $608,420

Existing + Phase 1-2 $132,156,147 $584,292 $25,010,000 $500,200 $1,084,492

Existing + Phase 1-3 $200,634,897 $1,060,904 $71,060,000 $1,421,200 $2,482,104

Existing + Phase 1-4 $218,328,647 $1,184,053 $80,360,000 $1,607,200 $2,791,253

The initiative offers the potential of four times current tax base, with total

additional revenue impact approaching $3 million per year at buildout

New town homes are under construction bringing urban living back to Main Street

The same approach can now be taken on State HighwaysThe same approach can now be taken on State Highways(Padre Boulevard – Park Road 100)(Padre Boulevard – Park Road 100)

Downtown Seoul before CSS

Same corridor after CSS

Same corridor after CSS

A happy Mayor, who became President

TxDOT

Polikov appointed by TxDOT to co-chair the Committee along with Mark Marek,

TxDOT’s Design Division Dir. and former co-author of the AASHTO “Green” Book.

The Committee concludes that urbanism is the key.

What is urbanism?

“…places that encourage unplanned contact with other people.”

-Milosav Cekic Gateway Planning Group

The Current Process

1. What is future mobility need for a particular roadway corridor?

2. What functional classification (how many more lanes) accommodates this need?

3. Is there money to pay for the project?

4. Hold public meetings per NEPA (“design – defend”)

5. Final design, letting and construction

The New Process

Revised TxDOT Project Development Process Manual[revisions in italics]

Subsection 1000

“For urban projects, particularly capacity improvements, the need for a project may be determined from traffic modeling of future travel demands as well as from the need for a sustainable street and transit network associated with the potential project in the context of desired land uses and urban design established in regional plans …neighborhood plans, other local plans …public-private partnerships or economic development plans.”

Subsection 1330

The Institute of Transportation Engineers (ITE) and the Congress for the New Urbanism (CNU) have developed … context sensitive design [processes and criteria] for streets, intersections, and networks…. Those resources … shall provide guidance for the CSS process.

A partnership of the ITE and the Congress for the New Urbanism

Slides courtesy of Jim Daisa of Kimley Horn

Downtown Owensboro InitiativeDowntown Owensboro Initiative(Building on a history of tourism)

The starting point- the cultural arts, festivals, a great history of tourism

17 Acre “Executive Inn” site—an opportunity

West Downtown Development Options

“Executive Inn” Site Development Options

A

B

D

E

F

GC

Catalytic Public Investments

Package of Catalyst ProjectsProject Cost ($2008)

“Finish-Out” of Smothers Park $15.0 million

Market Square Public Plaza $4.8 million

Street Improvements $12.9 million

Convention Center (@ $350 per SF Gross) $21.0 million

Parking Garage ($15K per space) $7.5 million

Arts Academy $5.0 million

Sub-Total $66.2 million

20% Contingency $13.2 million

TOTAL $79.4 million

A C

B

D

F

F

G

H

Catalytic Public Investment

Current Conditions

Implemented Plan

Existing Zoning

FBC Character Zones

Historic Core

Downtown Core

Riverfront Core

Riverfront Edge

Downtown Transition

Frederica Blvd. Corridor

Downtown Campus

Neighborhood

Form & Development Standards by Character Zone

Overall Design Standards

www.gatewayplanning.com

An opportunity to create SPI’s Bold Move